:root{--green:#315143;--green-dark:#20382f;--clay:#c06f4d;--ochre:#d3a04d;--cream:#f5efe4;--paper:#fffdf8;--ink:#292b25;--muted:#64655e;--line:#d9d1c3;--white:#fff;--max:1240px;--serif:Georgia,"Times New Roman",serif;--sans:"Segoe UI",Arial,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:90px}
body{margin:0;min-width:320px;color:var(--ink);background:var(--paper);font:17px/1.65 var(--sans);overflow-x:hidden}body.menu-open{overflow:hidden}
img{display:block;max-width:100%}a{color:inherit}button,input,textarea{font:inherit}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.skip-link{position:fixed;z-index:999;top:8px;left:8px;transform:translateY(-180%);padding:10px 15px;color:#fff;background:var(--green-dark)}.skip-link:focus{transform:translateY(0)}
.site-header{position:sticky;z-index:100;top:0;min-height:82px;padding:0 max(24px,calc((100vw - var(--max))/2));display:grid;grid-template-columns:minmax(210px,1fr) auto 128px;align-items:center;gap:30px;border-bottom:1px solid rgba(49,81,67,.16);background:rgba(255,253,248,.96);backdrop-filter:blur(14px)}
.domain-name{justify-self:start;display:flex;flex-direction:column;text-decoration:none;font:20px/1 var(--serif);letter-spacing:-.02em;white-space:nowrap}.domain-name small{margin-bottom:5px;color:var(--clay);font:800 9px/1 var(--sans);letter-spacing:.16em;text-transform:uppercase}
.main-nav{display:flex;gap:30px}.main-nav a{padding:29px 0 25px;text-decoration:none;font-size:14px;font-weight:700}.main-nav a:hover,.main-nav a:focus-visible{color:var(--clay)}
.brand{justify-self:end;width:118px}.brand img{width:100%;height:auto}.menu-button{display:none}
.hero{position:relative;min-height:740px;background:var(--green)}.image-frame{position:relative;margin:0;overflow:hidden}.image-frame img{width:100%;height:100%;object-fit:cover}
.hero-image{min-height:740px;margin-left:24%}.hero-image img{position:absolute;inset:0}.hero-image::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(32,56,47,.55),transparent 40%)}
figcaption{position:absolute;z-index:2;right:9px;bottom:8px;padding:3px 7px;color:#fff;background:rgba(32,56,47,.7);font-size:10px;line-height:1.25}
.hero-card{position:absolute;z-index:3;top:50%;left:max(24px,calc((100vw - var(--max))/2));width:min(560px,calc(100% - 48px));transform:translateY(-50%);padding:50px;color:var(--ink);background:var(--cream)}
.eyebrow{margin:0 0 18px;color:#985039;font-size:12px;font-weight:820;line-height:1.3;letter-spacing:.15em;text-transform:uppercase}
h1,h2,h3{margin-top:0;font-family:var(--serif);font-weight:400;line-height:1.07;letter-spacing:-.035em;word-break:normal;overflow-wrap:normal}
h1{margin-bottom:27px;font-size:clamp(47px,5vw,75px)}.hero-card>p:not(.eyebrow){margin:0;color:#5c5a51;font-size:19px}
.button{min-height:51px;padding:12px 22px;display:inline-flex;align-items:center;justify-content:center;text-decoration:none;font-size:15px;font-weight:760}.primary{margin-top:37px;color:#fff;background:var(--green)}.primary:hover,.primary:focus-visible{background:var(--green-dark)}
.options-section{width:min(calc(100% - 48px),var(--max));margin:0 auto;padding:106px 0 116px}.options-heading{max-width:760px;margin-bottom:55px}
.options-heading h2,.house-copy h2,.contact-heading h2{margin-bottom:0;font-size:clamp(40px,4.2vw,62px)}
.option-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}.option{min-height:315px;padding:30px;display:flex;flex-direction:column}.option>span{font:20px var(--serif)}.option h3{margin:auto 0 15px;font-size:34px}.option p{margin:0;line-height:1.55}
.keep{border:1px solid var(--line);background:#fff}.keep>span{color:var(--clay)}.live{color:#243126;background:#d7dfc8}.live>span{color:#6d824d}.sell{color:#fff;background:var(--clay)}.sell>span{color:#ffdfc9}
.house-section{display:grid;grid-template-columns:minmax(390px,.8fr) minmax(560px,1.2fr);background:var(--cream)}
.house-copy{align-self:center;max-width:610px;padding:82px clamp(40px,6vw,94px) 82px max(34px,calc((100vw - var(--max))/2))}
.house-copy>p:not(.eyebrow){margin:27px 0 34px;color:var(--muted)}.outline{border:1px solid var(--green);color:var(--green)}.outline:hover,.outline:focus-visible{color:#fff;background:var(--green)}
.house-image{min-height:650px}.house-image img{object-position:center}
.contact-section{width:min(calc(100% - 48px),var(--max));margin:0 auto;padding:108px 0 116px}.contact-heading{margin-bottom:48px}
.contact-layout{display:grid;grid-template-columns:minmax(0,1fr) 330px;gap:34px;align-items:start}#contact-form{padding:clamp(28px,4vw,48px);border:1px solid var(--line);background:#fff}
fieldset{margin:0;padding:0;border:0}legend,.field>span{display:block;margin-bottom:10px;font-size:13px;font-weight:760}
.radio-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:9px}.radio-grid label{position:relative;cursor:pointer}.radio-grid input{position:absolute;inset:0;opacity:0}
.radio-grid span{min-height:52px;padding:9px 11px;display:flex;align-items:center;justify-content:center;border:1px solid var(--line);text-align:center;font-size:13px;font-weight:720;line-height:1.25;background:var(--paper)}
.radio-grid input:checked+span{border-color:var(--green);color:#fff;background:var(--green)}.radio-grid input:focus-visible+span{outline:3px solid rgba(192,111,77,.28);outline-offset:2px}
.form-grid{margin-top:28px;display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:19px}.wide{grid-column:1/-1}
.field input,.field textarea{width:100%;border:1px solid var(--line);border-radius:0;color:var(--ink);background:var(--paper);outline:none}.field input{height:50px;padding:0 14px}.field textarea{min-height:128px;padding:12px 14px;resize:vertical}
.field input:focus,.field textarea:focus{border-color:var(--green);box-shadow:0 0 0 3px rgba(49,81,67,.12)}
.honeypot{position:absolute;left:-9999px}.privacy{margin-top:23px;display:grid;grid-template-columns:18px minmax(0,1fr);gap:10px;align-items:start;font-size:14px;cursor:pointer}
.privacy input{width:17px;height:17px;margin:4px 0 0;accent-color:var(--green)}.privacy a,.terms a{text-underline-offset:3px}.terms{margin:10px 0 0 28px;font-size:14px}
.form-status{min-height:0;margin:16px 0 0;color:#9a3d2e;font-size:14px;font-weight:700}.form-status:empty{display:none}
#contact-form button{min-height:52px;margin-top:24px;padding:12px 24px;border:0;color:#fff;background:var(--green);font-weight:760;cursor:pointer}#contact-form button:hover,#contact-form button:focus-visible{background:var(--green-dark)}
.personal-contact{position:sticky;top:114px;padding:38px 32px;border-top:8px solid var(--ochre);color:#fff;background:var(--green)}
.contact-kicker{margin:0 0 30px;color:#f7d9a6;font-size:11px;font-weight:800;letter-spacing:.14em;text-transform:uppercase}.personal-contact h2{margin-bottom:5px;font-size:40px}.personal-contact>p:nth-of-type(2){margin:0 0 24px;color:#d8e4dd}
.personal-contact a{display:block;width:fit-content;margin-top:8px;font-weight:750;text-underline-offset:4px}.contact-note{margin:30px 0 0;padding-top:22px;border-top:1px solid rgba(255,255,255,.27);color:#e3ece7;font-size:14px}
footer{padding:34px max(24px,calc((100vw - var(--max))/2));display:grid;grid-template-columns:1fr auto auto;align-items:center;gap:28px;color:#d7e1db;background:var(--green-dark);font-size:13px}
.footer-name{display:flex;flex-direction:column}.footer-name span{color:#fff;font:18px var(--serif)}.footer-name small{color:#9fb3a8;font-size:11px}footer nav{display:flex;gap:18px}footer a{text-underline-offset:4px}
@media(max-width:1060px){
 .site-header{grid-template-columns:minmax(190px,1fr) auto 106px;gap:20px}.main-nav{gap:20px}.brand{width:103px}.hero-image{margin-left:16%}
 .house-section{grid-template-columns:.9fr 1.1fr}.house-copy{padding-right:48px}.contact-layout{grid-template-columns:minmax(0,1fr) 290px}
}
@media(max-width:850px){
 html{scroll-padding-top:0}.site-header{position:relative;min-height:74px;padding:0 18px;grid-template-columns:1fr auto auto;gap:12px}
 .menu-button{width:42px;height:42px;padding:10px;border:0;display:flex;flex-direction:column;justify-content:center;gap:5px;background:transparent;cursor:pointer}
 .menu-button span:not(.sr-only){width:22px;height:2px;display:block;background:var(--ink);transition:transform 170ms ease,opacity 170ms ease}
 .menu-button[aria-expanded="true"] span:nth-of-type(2){transform:translateY(7px) rotate(45deg)}.menu-button[aria-expanded="true"] span:nth-of-type(3){opacity:0}.menu-button[aria-expanded="true"] span:nth-of-type(4){transform:translateY(-7px) rotate(-45deg)}
 .main-nav{position:absolute;z-index:20;top:74px;right:0;left:0;padding:18px 24px 24px;display:none;flex-direction:column;gap:0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);background:var(--paper)}
 .main-nav.is-open{display:flex}.main-nav a{padding:11px 0;font-size:16px}
 .hero{min-height:0;display:flex;flex-direction:column}.hero-image{min-height:500px;margin-left:0;order:1}.hero-image::after{display:none}
 .hero-card{position:static;width:min(calc(100% - 48px),690px);margin:0 auto;transform:none;order:2;padding:70px 0 76px;color:#fff;background:transparent}
 .hero-card .eyebrow{color:#f2bf84}.hero-card>p:not(.eyebrow){color:#dce9e2}.primary{color:var(--green);background:#fff}.primary:hover,.primary:focus-visible{color:#fff;background:var(--clay)}
 .options-section{padding:84px 0 94px}.option-cards{grid-template-columns:1fr}.option{min-height:230px}
 .house-section{grid-template-columns:1fr}.house-copy{max-width:none;padding:72px max(24px,calc((100vw - 690px))/2)}.house-image{min-height:540px}
 .contact-section{padding:86px 0 94px}.contact-layout{grid-template-columns:1fr}.personal-contact{position:static}
 footer{grid-template-columns:1fr auto}footer>span:last-child{grid-column:1/-1}
}
@media(max-width:560px){
 body{font-size:16px}.site-header{padding:0 14px;gap:7px}.domain-name{font-size:16px}.domain-name small{font-size:8px}.brand{width:86px}
 .hero-image{min-height:360px}.hero-image img{object-position:56% center}.hero-card,.options-section,.contact-section{width:calc(100% - 32px)}
 .hero-card{padding:56px 0 62px}h1{font-size:clamp(42px,13vw,56px)}.hero-card>p:not(.eyebrow){font-size:17px}.primary{justify-content:flex-start}
 .options-section{padding:66px 0 74px}.options-heading{margin-bottom:38px}.options-heading h2,.house-copy h2,.contact-heading h2{font-size:clamp(37px,11vw,48px)}
 .option{min-height:215px;padding:25px}.option h3{font-size:29px}.house-copy{padding:60px 16px 66px}.house-image{min-height:390px}.house-image img{object-position:55% center}
 .contact-section{padding:70px 0 76px}.contact-heading{margin-bottom:34px}#contact-form{padding:22px 18px 24px}
 .radio-grid,.form-grid{grid-template-columns:1fr}.radio-grid span{min-height:48px;justify-content:flex-start;text-align:left}.wide{grid-column:auto}
 #contact-form button{width:100%;padding-right:14px;padding-left:14px}.personal-contact{padding:31px 24px}
 footer{padding:30px 16px;grid-template-columns:1fr;gap:20px}footer nav{flex-wrap:wrap}footer>span:last-child{grid-column:auto}
}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition-duration:.01ms!important}}